Tag Archives: trees

Editor’s Note: Stephanie Coffin is a long-time Virginia-Highland resident whose passion for trees has helped make our neighborhood one of the most tree-friendly in the city. Lola Carlisle is a past VHCA board member who stays active in the neighborhood.

Mychorrhizae, planting depth, root bound, tree species and planting hole size are just a few examples of the vocabulary of tree planting. These terms and more will be discussed and then applied to planting trees at the annual Trees Atlanta VaHi tree planting event which is scheduled for Saturday, November 12, 9:00 am. Volunteers will meet at North Highland Park (corner of N. Highland and St. Charles).

We will use gloves, shovels, buckets, water, mulch and teamwork to plant the trees. As always we have beautiful trees to put in the ground: Kousa dogwoods, American fringe trees, Trident maples, Carolina silverbells and other species are provided by Trees Atlanta, paid for from the tree recompense fund of the City of Atlanta.

Traffic calming is a major focus of the tree planting project this year, in addition to adding beauty, creating shade, and reducing air pollution and noise. The planting in Virginia-Highland will start at Lanier Blvd. and Virginia Ave. and go east on N. Virginia to fill in street tree gaps on Stillwood and Los Angeles Avenues. These streets have been newly inundated by cut-through traffic. We hope that the tree will say, loud and clear: SLOW DOWN. BE CAREFUL OF OUR CHILDREN. RESPECT OUR NEIGHBORHOOD.

Volunteers meet at North Highland Park for the 2014 Trees Atlanta planting event.

The Morningside planting is also designed in part as a response to increased cut-through traffic on Courtenay Dr. between N. Highland Ave. and Monroe Dr. In addition, we will add a few more Crape myrtles on N. Highland to continue the 100+ Crape allee from Ponce de Leon to Amsterdam. The planting of Crape myrtles on both sides of N. Highand will be extended into Morningside. Crapes provide summer color and beautiful winter bark. They are drought-tolerant and forgiving of traffic. They are the perfect tree to line our major corridor.

So, think positively to conjure continued mild weather with a shower or two before the November 12 planting and come join us. People working together to green our neighborhoods by planting trees is a great response to the emerging reality of climate change — recently and more accurately recharacterized as “anthropogenic climate disruption”.

Please check the list below for the tree species to be planted at specific locations. We’ve also posted photos of the tree species to be planted.

Trees naturally recycle nutrients by dropping their leaves, soon to decompose and add to the soil around the tree. Unfortunately, humans interrupt the cycle by blowing or raking the leaves into piles, then bagging and putting them on the curb far from the reach of the tree! Help – this is slow tree starvation.

Leaves, when left in place, also help keep the soil warm during the winter and act as a cushion to resist compaction of the soil. So, here’s an idea:

Rake the leaves around your tree and pattern them in a circle around your tree as deep as you can. Make an outside and inside border for your circle if you want a more formal look. You can also dress up the circle by adding colorful leaves on top in a pattern. For example, arrange yellow and red leaves in alternating concentric circles. If you have young helpers, the leaf raking becomes an opportunity for leaf identification, as well as an art project.

I have a Big Leaf magnolia in my yard. I always collect the leaves and make a zigzag pattern on top of my flower beds. Nice. Kids pick them up and they become leaf swords. Touche!

Keep the leaves from touching the tree trunk directly to avoid a wet mass that encourages mold and introduces pathogens. Start the inner circle about two feet from the trunk. Wet down the leaves to hold them in place or, better yet, throw come composted manure on top of the leaves. Dessert for the trees! The leaves will fairly rapidly decompose, so they are likely not to just blow away.

Take a look beyond your yard to the trees that grow in the city right-of-way. You can create small art circles around the trees up and down the street. Tree happiness.

Leaf blowers throw dust and dirt in the air. Especially now in a time of drought, the dust in the air adds to allergies and fine particle pollution, not to mention noise pollution that impacts the whole neighborhood. Raking leaves is an enjoyable way to change a modern day practice that is so annoying and ecologically destructive.

Try this new look in your yard and along your street. Send in a photo of your leaf art for us to share.

The VHCA has asked me to write a few articles passing on information about tree care. If you have tree care questions, drop me a line at stcoffin@comast.net and I will try to answer them.

Stephanie Coffin, ISA Certified Arborist, living in one of the most beautiful tree neighborhoods in the ATL. Graphic images in this article courtesy of Stephanie Miller.

As promised last week, APS has filed a revised plan for tree removal at Inman that excludes all the healthy trees on and around the softball field along Greencove Avenue. They have also removed a 41” oak along Virginia Ave., the removal of which was to accommodate stormwater that this plan no longer creates. Click here to see the revised plan.

APS’ original plan proposed removing nineteen trees that totaled 435”; the revised one proposes removing eleven trees totaling 192”. The revised plan both generates less stormwater (sparing the tree already mentioned) and makes creating a new replacement tree plan a great deal more practical.

In their note last week that addressed our concerns about removal of these trees, APS mentioned the possibility of further design efforts being undertaken with the specific goals of minimal tree loss and stormwater management. Those are worthy goals, and we will promptly share any information we receive about any new plans.

The revised plan received today still anticipates the removal of the trees around the Clemont driveway (proximal to the proposed expansion) and along Park Dr. (to accommodate new lanes for two special education busses). Those trees are included in separate appeals filed by neighbors who are understandably unhappy to see any trees go and who question whether or not the planned expansion will provide sufficient future capacity at Inman.

Our school board representative, Matt Westmoreland, has assured us throughout the process (most recently two weeks ago) that the trailers will be removed from Inman upon the completion of the addition. At a meeting with neighbors this weekend, he promised that he would review the computations of the APS demographers with this exact outcome in mind. When we receive his report we will pass it along to residents.

Appeals of APS postings for tree removals at Inman Middle School were filed this week by both the Virginia-Highland Civic Association and individual citizens. Two appeals filed on Tuesday by VaHi residents included all listed trees on site (including those around the construction areas), while VHCA’s (filed Wednesday morning) addressed the large trees in the field by Greencove Ave. and a large oak along Virginia Avenue, the removal of which seemed to result from a new stormwater line there.The loss of any tree – particularly one that is otherwise healthy – is difficult on many fronts. Construction activities imperil trees in many ways: reducing (often already compromised) root zones is an obvious one, and damage from nearby construction equipment is another. Trees that are already living in perilous conditions face extreme challenges when the environment around them changes dramatically. While trees lost will be replaced, losing mature trees is a major loss; saving large healthy trees produces many ecological benefits (and also makes the applicant’s tree replacement burden a great deal more manageable.)

The loss of any tree – particularly one that is otherwise healthy – is difficult on many fronts. Construction activities imperil trees in many ways: reducing (often already compromised) root zones is an obvious one, and damage from nearby construction equipment is another. Trees that are already living in perilous conditions face extreme challenges when the environment around them changes dramatically. While trees lost will be replaced, losing mature trees is a major loss; saving large healthy trees produces many ecological benefits (and also makes the applicant’s tree replacement burden a great deal more manageable.)

In addition to the judgment provided by the city Parks Department arborist on this project, we sought evaluations (both informal and formal) from other professionals, none of whom thought that any tree around the active classroom construction areas could be legally or practically saved. However difficult such opinions were to hear, the result was we found no known logical basis or legal support for an appeal to save these trees.

The trees adjacent to the softball field were another matter. While the additions to the school building along Clemont and the new bus lane along Park had been shared and examined many months ago, no review of any field re-design had been offered for discussion or reviewed in any specific way by the Inman Expansion Committee or any other citizen group.

Our dismay with this plan was especially acute because redesigning to accommodate the field’s large trees had always been an obvious and specific goal, along with providing upgraded facilities for Inman’s softball team (at least for practice and perhaps for games, if APS would accept a reduced field size.) VHCA had offered to provide funds for landscape architecture that would incorporate common design elements found both at John Howell Park across the street and at the Georgia Power facility on Ponce Place, and for hiring the very same firms to lead the process. The design phase of this part of the project – to enhance the field for Inman students and create a more visually appealing space for the community at the same time – had been estimated by APS as more than a year away. We anticipated and looked forward to a public approach that included citizen input into the process.

The recent abrupt tree posting led to multiple discussions with APS, City Parks arborist Chris Kallio, the Tree Conservation Commission, and several private consultants, all in search of a full understanding of what was driving this design and proposed tree removal and an understanding of viable options. (VHCA Planning Committee member Chip Bullock was especially insightful in this regard). The day before the appeal deadline – and after at least one appeal had already been filed by a local resident – we met with Facility Director Alvah Hardy and Expansion Committee Co-Chairs Tamara Jones and Gail Price and asked again that the field trees proposed for removal be stricken from the plan, pending a full review of the goals and options, and that the Expansion Committee be reconvened to review the plans.

Hardy agreed to review the design imperatives and the points we raised – specifics of the field placement, design objectives and options, the size of the space, methods for reducing and controlling stormwater, the alternatives we offered, and to engage an arborist with the specific goal of saving as many trees as possible. Some trees on the APS site will come down regardless of this process due to their ‘Dead Dying or Hazardous’ (DDH) status. He advised, however, that he could not complete any such review or react before the approaching appeal deadline; we proceeded with our appeal on the field trees, which we filed on Wednesday morning. (Click here to read the appeal document we filed; click here and here to view supporting documents.)

Late Wednesday afternoon, Alvah reported that he had begun the processes we had all discussed and that the trees on the field would be taken off the list of trees to be removed pending an examination of these issues, which he hoped would not take more than a couple of weeks. In that regard, he specifically referred to a ‘temporary’ delay, awaiting the creation of a brand new design plan, which he was optimistic would result in reduced tree loss. He also noted that reducing tree loss would provide other design and project benefits.

He anticipates filing an interim revised plan that excludes removal of the field trees by the middle of next week, ideally followed by a new version of a plan for the field by the end of the following week (which is, for reference’s sake, the end of the month). We appreciate this action and have thanked him for it. This provides an opportunity to reflect on the design goals and objectives in a larger and more thoughtful context.

We understand the formal legal process as follows: the appeals that have been filed are scheduled for the Tree Conservation Committee hearing of February 18th (6:30 PM, City Hall Committee Room 2, or an adjacent space if needed). No tree work will occur on site pending the resolution of those appeals. APS is looking at alternatives for the field design. Unless there is a brand new decision by the school board to approach the capacity issue differently (and none are contemplated, to our knowledge), the scheduled construction will continue on its existing track this summer.

With the pending appeals in place, many citizens remain very disappointed at the prospect of any tree loss, particularly for an expansion that some believe will not sufficiently address Inman’s capacity challenges and may not result in the pledged and promised removal of the trailers when the expansion is complete. While such issues are not a formal part of the plan to remove trees, they do raise anxiety levels in several contexts. One of them is APS’ promise that the trailers will leave the site at project completion, a topic that we have discussed several times with District 3 School Board Representative Matt Westmoreland. He has always plainly and publicly stated – at Inman this past fall and most recently in the last two weeks – that the trailers will depart upon the completion of the new addition.

An improved field re-design does not ensure that any of us will be completely satisfied or pleased with the eventual outcome. What it should do is provide clear design goals and a chance for review and comment along the way. Such a process is not necessarily small-d democratic, nor does it threaten the primacy of school needs in the process. It does acknowledge that schools and communities have to get along as neighbors, understanding and considering the ways in which we impact each other and working together on solutions to mutual challenges.

How hard can that be? We’ll keep reminding ourselves and all parties of the importance of making it happen.

From announcing its first-ever native plant sale to planting native grasses and wildflowers along the Eastside BeltLine trail to kicking off walking tours of the new Atlanta BeltLine Arboretum, there’s a lot going on at Trees Atlanta these days. The organization’s communications manager Bethany Clark sent us the following update.

1st Annual Native Perennial Wildflower and Vine Sale

Trees Atlanta will hold its first-ever native plant sale Saturday April 6th from 8 AM to 1 PM at the organization’s Kendeda Center located at 225 Chester Ave. in Reynoldstown. Turner Broadcasting System, Inc. is the event sponsor and proceeds from the sale will benefit Trees Atlanta’s youth education programs.

The sale will feature native, pollinator-friendly plants, and will also specialize in perennials that will be planted along the Atlanta BeltLine’s Eastside Trail. The full plant list can be viewed on Trees Atlanta’s website at www.treesatlanta.org.

Trees Atlanta’s big annual sale is usually held in October, but this year the local tree-planting non-profit is introducing a new plant sale to coincide with its new education program: Birds, Butterflies, and Bees.

New Eastside Trail Meadow to Feature Native Grasses, Wildflowers

Starting in March and continuing through May, Trees Atlanta will plant 109,000 native grass and wildflower plugs along nearly 8.5 acres of the Atlanta BeltLine’s Eastside Trail. These plugs will grow into a native meadow that will become a much-needed source of nesting sites, food, and protection for birds, butterflies, bees, and more. Replanting native meadows is a new sustainable landscape trend in the southeastern U.S. In addition to creating natural habitat, the maintenance of meadows requires less fuel, water, and pesticides.

Trees Atlanta needs plenty of volunteers to help plant the meadow. Anyone interested in volunteering can find dates and location details for the three-month project at www.treesatlanta.org/calendar.

The meadow Trees Atlanta is planting this spring will be unique because it is growing right in the central urban context of the Atlanta BeltLine and its new Arboretum (see item below).

BeltLine Arboretum Becoming Reality

The Atlanta BeltLine Arboretum (ABA) is a continuous loop of natural areas around the Atlanta BeltLine. An arboretum (pronounced ar•bor•ree•tum) is a botanical garden containing living collections of woody plants, such as trees and/or flowers. While most arboretums are located at a single address, the ABA will be a linear arboretum that encircles the entire city of Atlanta.

The ABA is a collective effort of Trees Atlanta, the Atlanta BeltLine, and members of the surrounding community. Comprised of trees, native grasses, wildflowers, art, and much more, the ABA forms a natural connection between 22 miles of Atlanta neighborhoods, trails, transit, and parks, while also attracting wildlife to a continuous corridor of habitat.

You may have already noticed the 600+ trees that Trees Atlanta planted last fall on the Eastside Trail: magnolias, sassafras, long leaf pines, hornbeams, oaks, elms, tulip poplars, hickories, dogwoods, redbuds, and more are all part of the ABA. And that’s just on the Eastside Trail! The arboretum will continue to develop as the Atlanta BeltLine itself continues to expand.

When fully planted, the meadow on the Eastside Trail will consist of more than 43 different species of grasses and forbs (forbs being herbs that are not grass or grass-like). The species will be planted and labeled in such a way as to make identification as easy as possible for visitors and native plant enthusiasts. In years to come, similar meadows will appear along the entire ABA, creating one giant outdoor classroom.

Planting a project this big requires teamwork! Trees Atlanta is partnering with Lady Bird Johnson Wildflower Center on a research component to the meadow. On March 1st and 2nd the Center conducted workshops to train community volunteers, contractors, and design professionals to properly install meadows and collect data for the ABA’s first research project and paper.

From March through May, the planting will take place. Hundreds of volunteers will be needed to help Trees Atlanta plant the meadow. If you are interested in volunteering, Trees Atlanta will lead plantings on select weekday and weekend mornings from 9 AM to 12 Noon in March, April, and May. Check the Trees Atlanta calendar for information and to RSVP: www.treesatlanta.org/calendar.

Docent Walking Tours of the BeltLine Arboretum to Start on April 12

Beginning April 12, Eastside Trail visitors will be able to register for an Atlanta BeltLine Arboretum Docent Walking Tour. The walking tours will be led by well-trained experts called docents who will help tour-goers explore the Eastside Trail while focusing particularly on the horticultural collections and interesting facts about the BeltLine. The walking tour takes approximately 90 minutes and begins from an easily-accessible trailhead in Inman Park. Each docent will prepare his or her own unique talking points to spotlight native trees, architectural interests, key historical stories, and more.

To take advantage of this free walking tour, which is offered all year so you can experience every season of the ABA with a trained docent, contact Kate Baltzell at Trees Atlanta at KateB@treesatlanta.org. Online registration will begin soon. Special group accommodations will be available.

Trees Atlanta thanks Kaiser Permanente for helping to make the Atlanta BeltLine Arboretum Docent Program possible.

For more information on these programs, please visit www.treesatlanta.org or contact Bethany Clark at 404-681-4892.

Kanuga was already looking better than usual after a recent cleanup by the city (thanks to Jenifer Keenan for bird-dogging Atlanta Public Works). But now the Atlanta BeltLine Corridor Project has planted trees along the entire length! The trees are a test plot underplanted with buffalo grass, which should provide a drought-tolerant ground cover.

With the onset of fall, VaHi residents will once again be treated to the beauty of the seasonal color change – and the challenge of dealing with all those lovely little leaves when they finally fall from their branches.

As you implement your leaf removal plan this year, we’d like to remind you that it’s not only discourteous to your neighbors and bad for our ancient and over-burdened sewer system to blow leaves into the street instead of bagging them for city pick-up, but it’s illegal as well.

In a nutshell, the city requires that all property owners bag their leaves in biodegradable paper bags for pick up. There are penalties – including fines – for failure to bag leaves for removal appropriately. If you do your own leaf clean-up, please bag your leaves for city removal. If a yard service does it for you, please require them to bag the yard waste.

If you’re interested in perusing the applicable city code, follow this link. Enter the section of code you’re looking for in the search box in the upper right hand corner of the page. The applicable sections are:

This week’s storm caused some limb damage among the elm trees along the northwest corner of the Virginia-Highland street scape. The Parks Department promptly trimmed the fallen limbs, and Parks Arborist Paul Lewkowtiz will evaluate their health and recommend further pruning or replacement in the next couple of weeks.

The trees are young and were heavy from the rain and their load of fall fruit; in those respects this should not be considered a rare phenomenon. This is a species generally considered to be well-suited for the location. We’ll update with Paul’s observations when we hear them.

Thanks to VaHi resident (and retired city arborist) Tom Coffin for his general comments and background info on this topic.

Saturday morning 12/10 ( 9 til noon) Trees Atlanta will be here to plant 60 new neighborhood trees in areas near the BeltLine. Meet on Arcadia Street at Virginia Avenue in tree planting clothes along with your gloves – kids welcome with parental supervision. This is yet another way to meet your neighbors, and then you can watch the trees you helped plant grow and prosper in years to come. Direct any questions to our VaHi tree lady, Stephanie Coffin at stcoffin@comcast.net

Trees Atlanta volunteers will be sprucing up our VaHi street trees on Saturday morning, May 30th from nine til noon. A pruning 101 class will be part of this morning’s activities – meet at the mulch pile on Clemont Drive behind Inman School to help and to learn.

Note that the CVS on North Highland is having a water problem at the edge of their building and will have to go in and do some construction to fix it. They want to take down the three crapes that are blooming right now at the edge of the building because of construction. They will in exchange put in two islands in the center of the parking lot and plant 3 Chinese elms. Two trees in one and one in the other. Many thanks for Frank Mobley for negotiating this arrangement with CVS!

Crepe Myrtles in Our NeighborhoodStop! Don’t cut that Crepe Myrtle!
The neighborhood has planted over 100 myrtles along North Highland beginning in 1995 to prepare for the Olympics. The myrtles stretch from Ponce de Leon to Amsterdam. The idea was to create a long avenue of beautifully formed myrtles. Just this winter Trees Atlanta added about 17 new crepes to fill in on the west side of North Highland. Trees Atlanta prunes the trees every year to create a consistency of shape and size. Although many people think that it is proper to prune myrtles, actually it weakens the tree forcing rapid growth into many shoots. In addition, the tree in a weakened condition is open to insects, primarily mites in myrtles. Another problem is the severe cutting usually results in sprouting right at the height of Stop and Pedestrian signs. This year is no exception. We only have one more weekend until the trees have leafed out. Help us protect the myrtles on Highland. Any questions, please feel free to write me at stcoffin@comcast.net.

Trees Atlanta Volunteers will be planting trees between the sidewalk and the street on January 15. Please call if you want trees in the planting strip in front of your house. Contact: Greg Levine at 404-522-4097 greg@treesatlanta.org or Rob Glancy at 404-467-9922 arglancy@ratecapital.com

Joan Walters wrote a letter on 6/28 to Susan Miller thanking her for her responsiveness to many neighbor’ concerns about saving trees on 817 and 821 Brookridge and asking for clarification regarding her proposed changes to her tree plan for 821. It was unclear whether Ms. Miller had made any changes to the tree plan for 817 and Ms. Miller has not responded to several phone calls. Then on Friday 6/29, a FOR SALE sign was posted on the 817 Brookridge lot. Apparently Ms. Miller is asking $275,000 for that lot or $550,000 for both lots but she does not want to sell 821 separately.

On 6/30 the City installed sewer lines for both lots.

On 7/2, Frank Mobley, the Senior Arborist told Joan Walters that Susan Miller has not resubmitted a revised tree plan yet. If she does, the plan will be posted again and neighbors could review the changes to see if they are satisfied. At that point, a decision would be made about whether to go forward with an appeal or not.

Of course, the best outcome would be if the lots could be purchased and continue to be used as the greenspace that so many people have enjoyed for years, but that would be a big undertaking. We will continue to explore the options and keep everyone updated.

UPDATE, 6.21.01

Thanks to everyone who signed the Brookridge petition both online and off and wrote letters to Susan Miller, the developer. On 6/19/01, the day before the hearing of the appeal was scheduled, Ms. Miller asked the Tree Conservation Commission to cancel the appeal hearing because she was working to revise plans and would resubmit them to the City at a later date. We thank everyone who came to the hearing on 6/20/01; we were unable to notify everyone regarding the last minute cancellation and apologize for any inconvenience.

On 6/21/01, Joan Walters received a letter from Ms. Miller which responded to the concerns which had been raised by neighbors at a meeting with her on 6/8/01. In part, her letter reads: “I have revised my plans for 821 Brookridge Drive to address your concerns about trees. My revised plans result in saving all trees in the rear set back area, particularly the large water oak that everyone has been so concerned about and saving an additional tree in the front set back area. The changes have substantially reduced or I should say eliminated any meaningful backyard for the proposed houses. This for me, is a major compromise in an effort to address your concerns and move forward.”

We are in the process of trying to get more details from Ms. Miller, as well as a copy of her revised plans to review in order to understand more fully the specifics of her proposal. For example, the letter only addresses one lot: 821 Brookridge (the lot on the left); and says nothing about 817 Brookridge (the lot on the right). We will continue to keep everyone posted regarding developments.

TREES IN PERIL

The Virginia Highland Board of Directors has voted to support the appeal to the Tree Conservation Commission filed by neighbors on April 30, 2001, for property at 817 & 821 Brookridge Drive. The following is being posted on behalf of those neighbors filing the appeal:

The appeal regarding the clear cutting of the two lots has been scheduled for a hearing before the Tree Conservation Commission. It will be held at 6:00 pm on Wednesday June 20, 2001, in Committee Room 2, Second Floor, Atlanta City Hall (downtown) 55 Trinity Street, SW, Atlanta. The appeal is supported by the Virginia Highland Board of Directors as well as by Neighborhood Planning Unit (NPU) F. Attend the hearing if you can. Numbers can make a difference in showing a broad base of support.

Several neighbors have met with Susan Miller, the developer of the lots at 817 and 821 Brookridge Drive (overlooking Orme Park), who plans to build two 3,600 to 3,800 square foot houses. We do not dispute her right to build these houses, if they meet City Code, or her right to remove trees in the footprint of the buildings. However she is planning such extensive grading that she says it is impossible to save any trees. We believe that it is possible to modify the plans so that there is less extensive grading which would allow some trees, particularly those close to the rear and side property line, to be saved. As of 6/13/01, Susan Miller has not indicated any willingness to look at alternatives.

TAKE ACTION NOW

Fill out the petition below.

Write Susan Miller immediately and express your opinion about her removing all of the trees. Then fax or (e)mail a copy of your letter to Joan Walters who filed the appeal:

Please call Joan Walters at 404-872-5649 or Stephanie Coffin (who is co-chair of the VaHi Civic Association Parks Committee) at 404-874-0523 if you have any questions or ideas regarding this situation.
Check this page for updates: www.vahi.org/brookridge
Read the Tree Protection Ordinance online at the city of atlanta website: www.ci.atlanta.ga.us

PETITION:

“I feel that every effort should be made to protect the trees at 817 and 821 Brookridge Drive. I oppose the planned clear cutting of these lots and urge Susan Miller to work with the community to save as many trees as possible.”

Name:

Email:

Phone:

Comments * :

* We are seeking volunteers interested in contributing their talents / expertise / time toward this effort. If you have construction, legal, architectural, earth / environmental sciences experience – we need you. Please make a note in the comments field above. Thank you.

The Ga. Supreme Court accepted the Virginia-Highland Civic Association’s appeal concerning the removal of trees on the property on Ponce de Leon and Freedom Parkway. The court issued a stay pending the resolution of the appeal! That appeal could last about a year.

This issuance is a great interim victory and means no activity can happen at the property until the appeal is resolved.

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